November 13, 2023 www.cityofpaloalto.org
HOUSING ELEMENT
IMPLEMENTATION
Program 1.1
Zoning Code Amendments
PTC Public Hearing
Consultant: Jean Eisberg, Lexington Planning
2 1. Action Item to consider Comprehensive Plan and Zoning Amendments pursuant to Program 1.1A and 1.1B of the Housing Element
2. Consider Planning & Transportation Commission recommendations and public comments; take legislative action to adopt proposed zoning code amendments
MEETING PURPOSE
3 HOUSING ELEMENT STATUS
City Council
Adopted
Housing
Element
City Sent to
HCD
SeMay/June 2023. August 2023
HCD Issued
Comment
Letter
July 2023
Revise Housing Element
Update Sites Inventory
City Council to Re-Adopt
Re-Submit to HCD
Implement Housing Element
Program 1.1 Zoning Changes
Other Zoning Amendments
Other Programs
Fall 2023 - Winter 2024
Due January 2024
4 1. Rezone R-1, ROLM, RP , GM, and PF districts to allow multiple-family housing as a permitted use
2. Upzone to increase density/floor area ratio
3. Modify standards to reduce constraints and ensure development is feasible at planned densities
4. Complete other statutory requirements (e.g., allowing 100% residential uses and 50% residential for mixed use) PROGRAM 1.1A: ADEQUATE SITES INVENTORY
5 PROGRAM 1.1A: ADEQUATE SITES INVENTORY
● Density: 20-50 → 30-50 du/ac (or not regulated)
● FAR: 0.5-1.25 → 1.25-2.5 (or higher in focus areas)
● Allow landscape coverage requirement to be met
above the ground-level
6 ● Density: 30 → 90 du/ac
● FAR: 0.5-1.25 → 2.5
● Height: 35-50 → 60 feet
● Modifications to lot coverage and landscape coverage
● Parking reduction for 2+ bedroom units
● State Density Bonus applies
→ integrated planning will be required to support related improvements to transit, parks, services, etc.
PROGRAM 1.1B: GM/ROLM FOCUS AREA
7 PROGRAM 1.1A: STANFORD SITES
● Program 1.1A (Adequate Sites Inventory) calls for specific changes to three Stanford University-owned sites: higher FARs and densities expected **Current proposal is to expand this program to account for more sites in this area of El Camino Real (Parmani Hotel and potentially Palo Alto Square) 3150 El Camino Real 3300 El Camino Real
Welch/Pasteur/Sand Hill Rd.
8 PASTEUR DR. (STANFORD)
● Redevelop existing housing
● Stanford affiliates only
● Maintain landscaped setback
● Existing utility easement provides
break in facade length
● Inclusionary housing fee payment
● Must meet Objective Standards (as
modified)
9 DRAFT STANDARDS (PASTEUR DR.)
Maximum FAR 3.5
Maximum Lot Coverage 60%
Maximum Density None
Maximum Height 85
Daylight Plane Sand Hill Rd. frontage only
Open Space 100 sq. ft/unit (any combination of
common and/or private)
Minimum Parking 0.5 spaces/unit
● Alternative to State Density Bonus Law
● Other standards, refer to RM-40 base
zoning district
10 EL CAMINO REAL FOCUS AREA
Identify opportunity sites taking into
consideration HCD feedback, existing
potential development plans and legal
uncertainties related to builder’s
remedy
11 OPPORTUNITIES & CONTEXT
● Few adjacencies/existing residents
● Excellent access to transit, jobs,
shopping, services, and Stanford
● Motivated property owners
● Builder’s remedy and
pre-applications submitted
12 DRAFT REGULATIONS (EL CAMINO FOCUS AREA)
Maximum FAR 4.0
Maximum Lot Coverage 70%
Maximum Density (du/ac) None
Maximum Height 85
Daylight Plane or Step Back Upper story stepback on El Camino Real.
Daylight planes and height transitions
abutting low density residential
Open Space 100 sq. ft/unit (any combination of
common and/or private)
Minimum Parking 1 space/unit
● Incentive: Standards are an alternative to
State Density Bonus Law
● Design Review: Projects must go through
Architectural Review
● Transportation Demand Management: To
achieve reduced parking, must provide
transit passes and e-bike parking
● Affordability: Project must provide 20%
Inclusionary Housing (on-site) @ 80% AMI
● Other Standards: See base zoning district
(i.e., RP , RM-20, CS)
13 ❏ Meets State Housing Element law requirements & timeline ❏ Completes Program 1.1A & 1.1B in the Housing Element
❏ Improves physical feasibility to meet densities and increase unit yield
❏ Increases affordable housing production and generate more in-lieu fees
❏ Resets the “base” density and density bonus allowed under State Density Bonus Law
❏ Adds complexity: need to look in two chapters for applicable standards
EFFECTS OF PROPOSED ZONING CHANGES
14 ● Zoning changes necessitate revisions to Land Use Element to allow higher density uses ● Attachment A annotates amendments to the Land Use Element to:
○ Permit higher FARs and densities, as stipulated in the Zoning Ordinance ○ Allow multi-family on R-1 faith-based sites
COMPREHENSIVE PLAN AMENDMENTS
15 PTC FEEDBACK AND ACTION
● PTC recommended that the City Council approve amendments to the Comprehensive Plan and Zoning Ordinance, with amendments:
○ Research minimum densities in the GM/ROLM Focus Area
■ Staff increased minimum densities to discourage townhomes and encourage stacked flats
○ Consider impact of lost property tax revenues due to Stanford affiliate housing ■ Draft ordinance prevents affiliate housing on El Camino Real. 16 PTC FEEDBACK AND ACTION (CONTINUED)
● Modify a state-mandated requirement to increase the minimum residential floor area requirement from 50% to 65% for mixed use projects on opportunity sites identified as meeting lower income households
○ Staff recommends maintaining State threshold of 50% (ordinance reflects PTC recommendation)
● For the El Camino Real Focus Area, require a 20-foot setback adjacent to the R-1 zoning district and extend the height transition zone to 35’ height within 100 feet of the R-1 property line and 45’ height between 100’ and 150’
○ Staff recommends maintaining existing 10-foot rear setback, required daylight plane, and required height transition (ordinance reflects PTC recommendation) 17 3400 EL CAMINO REAL TRANSITIONS
● Creek Protections: Staff is securing a consultant to evaluate Comp Plan programs related to stream corridor protections, including setback standards; current code requires a 20-foot top of bank setback. ● Height Transitions: Height limits adjacent to R-1 zoning district 150 ft.
setback
to R-1 Zone
(35-foot
maximum
height)
35 ft. max
height w/in
0-75 ft
45 ft. max
height w/in
75-150 ft
RM-30 zone
requires a 10-foot
setback
18 CORRESPONDENCE
1. Property owner of shaded properties, seeks inclusion in the Housing Focus Area ○ Requires study - Council may direct future inclusion
2. Acclaim Companies (3150 ECR) asserts standards infeasible:
○ Building height
○ Upper level setbacks
○ Landscaping requirements
19 SUMMARY
Discussion Sequence
1. Staff presentation
2. Council clarifying questions
3. Public comment
4. Councilmember Veenker Recusal
5. Discussion on Stanford-owned properties (Pasteur Drive and Housing Focus Area)
6. Council Motion on Stanford-owned properties & Housing Focus Area
7. Councilmember Veenker returns to the dias
8. Deliberation / Action on remaining portions of the ordinance / land use element amendment Council Considerations Regarding the Housing Focus Area
1. PTC Housing Focus Area Recommendations
○ Restrictions on Stanford-affiliate housing (El Camino Real sites) ○ Transitional height recommendations from R1 zoned properties (low density housing) ○ Increased setback from R1 and low density zoning
2. Provide direction to staff to explore opportunities to expand the Housing Focus Area
3. Acclaim Companies letter concerning the Housing Focus Area ○ Exempt parapet/guardrail height in the Focus Area (and Pasteur Drive site) ○ Transitional height limit adjacent to El Camino Real: retain or modify (fire safety / alternative setback) 20 STAFF RECOMMENDATION
1. Adopt a resolution amending the Comprehensive Plan Land Use Element
2. Adopt an ordinance amending Title 18 (Zoning) to implement Program 1.1A and 1.1B of the Housing Element regarding the Adequate Sites Inventory
November 13, 2023 www.cityofpaloalto.org
HOUSING ELEMENT
IMPLEMENTATION
Program 1.1
Zoning Code Amendments
PTC Public Hearing
Consultant: Jean Eisberg, Lexington Planning